1166 County Road 110 · Broadalbin, NY 12025

$185,000

2 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 17 Days on market

Built 1984 0.34 ac lot Est $252k · 27% under

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.0/30.0
• Schools +4.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.2/10.0

Listing remarks MLS

This well maintained 2 bedroom stick built ranch home with a full basement and work area has a 10' Great Sacandaga Lake permit with a mooring just a short drive away. The carport is 2 years old and the home has a newer roof with architectural shingles and a transferable warranty. Enjoy relaxing on the covered porch or entertaining on the patio in the private backyard for barbecue's and entertaining. Mooring, Good Condition

Key facts

• Drilled wells
• Back yard
• Wood stove

Tags

• LAKE ACCESS PERMIT
• WOOD STOVE
• DRILLED WELLS
• BACK YARD
• COVERED BACK PORCH
• FRONT PORCH

Property features AI

Exterior

• Parking: Two garage spaces; Total parking for six vehicles; Carport; Driveway; On-site storage
• Utilities: 150 amp electrical service with circuit breakers; Septic tank
• Home design: Single family residence
• Construction: Vinyl siding; Block foundation; Asphalt roof
• Exterior features: Covered patio/porch and deck with front porch; Driveway paved; Shed(s); Deeded water access to Great Sacandaga Lake (permit required); Level lot with road frontage

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Two bedrooms on the first floor
• Flooring: Tile
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced air heating; Oil heating
• Interior features: High speed internet; Wood burning stove fireplace; Full unfinished basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-272 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (26.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (26.5% below list).
• Recommended offer: $136k (26.5% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.2% in Broadalbin — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#290 in NY, #4,681 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment A-; Watch: amenities F, commute F, health & safety D-.
• Broadalbin-Perth Central School District (rural): math 50% / reading 62% proficiency, ranked #286 of 590 in NY (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Broadalbin-Perth Elementary School (math 44% / reading 57%, grade D+, #1,053 of 2,108 statewide, top 50%, 897 students, 39% FRL); Broadalbin-Perth Junior-Senior High School (math 58% / reading 69%, grade B-, #810 of 1,100 statewide, top 74%, 796 students, 0% FRL).
• Market conditions: 37 active listings in the ZIP; 112 units permitted in Fulton County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Fulton County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $160k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $135,891 (26.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.73% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.30%
• DSCR: 0.72
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $251,900
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Ridgewood Ave	0.20mi	2/1.0	1,188 (+8%)	21mo	$277,000	$233	60
134 Vunk Rd Unit EXT.	0.19mi	2/1.0	960 (-13%)	20mo	$220,000	$229	54
123 Chase St	0.54mi	3/1.0 (+1)	1,088 (-1%)	20mo	$185,000	$170	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 2.61×
• Total profit: $83,505
• Equity at exit: $166,663

10-year hold

• IRR: 18.2%
• Equity multiple: 6.01×
• Total profit: $259,646
• Equity at exit: $359,414

Cash invested: $51,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 12025

• Home prices YoY: 13.4%
• Active inventory: 37
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,359 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$298 /mo · $3,577/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-272

Break-even live

Break-even rent $1,703

Max offer price $136,982

Occupancy floor —

Sensitivity live

Price	-10% $-167	-5% $-219	+0% $-272	+5% $-324	+10% $-377
Rent	-10% $-379	-5% $-325	+0% $-272	+5% $-218	+10% $-164
Rate	-1.0pp $-179	-0.5pp $-225	base $-272	+0.5pp $-320	+1.0pp $-369

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-22
   days on market $185,000 Active 17 DOM
2. 2026-06-21
   days on market $185,000 Active 16 DOM
3. 2026-06-21
   days on market $185,000 Active 15 DOM
4. 2026-06-18
   days on market $185,000 Active 13 DOM
5. 2026-06-18
   remarks 699-char remark
6. 2026-06-17
   days on market $185,000 Active 12 DOM
7. 2026-06-16
   days on market $185,000 Active 11 DOM
8. 2026-06-15
   days on market $185,000 Active 10 DOM
9. 2026-06-13
   days on market $185,000 Active 8 DOM
10. 2026-06-12
    days on market $185,000 Active 7 DOM
11. 2026-06-09
    days on market $185,000 Active 4 DOM
12. 2026-06-09
    remarks 623-char remark
13. 2026-06-08
    days on market $185,000 Active 3 DOM
14. 2026-06-07
    days on market $185,000 Active 2 DOM
15. 2026-06-07
    remarks 598-char remark
16. 2026-06-07
    listed $185,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $3,577 · $298/mo
• Projected year-2 tax: $3,577 · $298/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,307
• − Mortgage interest: −$10,363
• − Property taxes: −$3,577
• − Insurance: −$925
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$5,382
• Taxable loss: −$6,549
• Est. tax savings @ 24.0%: +$1,572
• After-tax cash flow: $-1,690/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Broadalbin-Perth Central School District
• NCES district ID: 3600005
• Math proficiency: 50% ▼ -7.00%
• Reading proficiency: 62% ▲ 13.00%
• Median HH income: $55,862
• Composite: 48.28/100
• National rank: #2154
• State rank: #286 of 590 in NY

Livability — Broadalbin

• Score: 74/100
• State rank: #290
• US rank: #4681

Category grades

Amenities F Commute F Cost of living A- Crime A Employment A- Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,278

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 51,132 people
• By 2030: 49,114 · -3.9%
• By 2040: 44,373 · -13.2%
• By 2050: 39,321 · -23.1%
• By 2075: 28,503 · -44.3%
• By 2100: 19,268 · -62.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 8% Lithuanian 7% Iranian 5%
• Foreign-born: 2% · China, Canada
• Languages at home: 97% English-only · Chinese 1% Other Indo-European 1% Spanish 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+35.9) · D 32.1% · R 67.9%
• 2008→2024 swing: -26.6pp toward R · 2008: -9.2pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+31.4 2016: R+35.5 2012: R+10.5 2008: R+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 40.87%
• Current HPI: 344.7778
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+55.5% since first listed

17 events — show timeline

• 2026-06-05 Listed $185,000 Global MLS
• 2021-08-13 Sold (Public Records) $160,000 Public Records
• 2021-08-12 Sold (MLS) $160,000 Global MLS
• 2021-06-21 Pending — Global MLS
• 2021-05-27 Price Changed $199,900 Global MLS
• 2021-04-29 Price Changed $220,000 Global MLS
• 2021-04-01 Price Changed $235,000 Global MLS
• 2021-03-03 Price Changed $245,000 Global MLS
• 2021-02-25 Price Changed $260,000 Global MLS
• 2021-02-17 Price Changed $265,000 Global MLS
• 2021-02-09 Listed $270,000 Global MLS
• 2015-12-18 Sold (Public Records) $118,500 Public Records
• 2015-12-16 Sold (MLS) $118,500 Global MLS
• 2015-09-29 Pending — Global MLS
• 2015-09-16 Listed $119,000 Global MLS
• 2010-03-15 Listing Removed — Global MLS
• 2009-09-14 Listed $119,000 Global MLS

Property tax history

+5.3%/yr

Latest (2025): $3,577 · +1.4% YoY. Source: county tax records.